HomeMy WebLinkAboutPD-287-89V/
TOWN OF NEWCASTLE
REPORT File Cd, V.log,
Res. #
By -Law #
METING: General Purpose and Administration Committee
DATE: November 6, 1989
REPORT #: PD- 287 -89 FILE #:
SUB.ECT: COURTICE NORTH NEIGHBOURHOOD 3C
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD- 287 -89 be received;
2. THAT the proposed amendment to the Neighbourhood Development Plan
for the Courtice North Neighbourhood, attached hereto, be APPROVED;
3. THAT the proposed amendment be forwarded to the Region of Durham
Planning Department for their information; and
4. THAT the delegations and interested parties be so informed.
1. BACKGROUND:
1.1 Neighbourhood Development Plans are to be prepared in conformity
with both the Durham Region Official Plan and Town of Newcastle
Official Plan and may identify specific policies related to the
development of each neighbourhood and shall indicate such matters
as:
overall population levels based on the roads and service
infra - structure and the environmental sensitivity of the land;
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the location and residential density of specific land blocks;
the location and area of schools, open space, parks,
recreation facilities, conservation lands and convenience
commercial facilities;
the road alignments of arterial and collector roads and the
general location of local roads.
1.2 Two portions of the Courtice Urban Area remain without a
Neighbourhood Development Plan:
i. Courtice North Neighbourhood 3C; and
ii. the northwest portion of Courtice West Neighbourhood.
Staff are working to sequentially complete Neighbourhood
Development Plan coverage for the Courtice Urban Area.
1.3 A draft Neighbourhood Development Plan was prepared for Courtice
North Neighbourhood 3C and presented at a public meeting on June
19, 1989. The draft Neighbourhood Plan (Attachment No. 1) was
prepared for the purposes of soliciting comments from the general
public and various agencies concerned. Staff are now presenting
a revised plan for adoption as Town Policy (Attachment No. 2).
1.4 The proposed Neighbourhood Development Plan applies to the
southerly portion of Neighbourhood 3C, bounded by Nash Road,
Hancock Road, Courtice Road and Highway No. 2.
1.5 Report PD- 142 -89, presented to the General Purpose and
Administration Committee June 19, 1989, indicated a planned
population of 850 persons for the southern portion of Courtice
Neighbourhood 3C. Furthermore, the southern portion of 3C denoted
predominantly Low Density Residential uses with the exception of
a residential special policy block, a neighbourhood parkette, and
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major open space system corresponding to Black Creek (Attachment
No. 1). Commercial uses and a school were not incorporated into
this portion of the land use structure plan for Neighbourhood 3C.
2. OFFICIAL PLAN DESIGNATION:
2.1 The south portion of Neighbourhood 3C is designated "Residential
Area ", "Major Open Space System with Hazard Land" and "Hazard
Land ", within the Town of Newcastle Official Plan, as shown in
Attachment No. 3.
3. AGENCY COMMENTS:
3.1 The proposed Courtice North Neighbourhood 3C plan was circulated
to various agencies and departments to obtain comments. The
following agencies /departments responded with no objection to the
proposed plan:
- Newcastle Community Services
- Separate School Board
- Ministry of Agriculture and Food
- Ministry of Natural Resources
The Neighbourhood Plan was circulated and reminder letter sent,
indicating that if the Town did not receive a resonse from their
agency /department within thrity days, we would assume they have no
comments to make. The following agencies /departments have not yet
responded:
- Public School Board
- Ministry of Transportation
- Ministry of the Environment
3.2 The Town of Newcastle Fire Department indicate that water supply
for this area should be adequate for fire fighting, however, when
roads are planned for subdivisions, it should be insured that they
comply to the Ontario Building Code.
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3.3 While the Central Lake Ontario Conservation Authority have no
objection with the Neighbourhood Development Plan for the southern
portion of Neighbourhood 3C, they have provided the following
comments with respect to the northern portion of Neighbourhood 3C.
"The Courtice Urban Area Environmental Impact Analysis "Planning
Concept" has designated virtually all of the undeveloped lands of
the northern portion of Neighbourhood 3C as "Special Policy ", "Open
Space ", and "Environment /Hazard" areas. Most of this neighbourhood
exhibits a shallow groundwater table and is dissected by a number
of groundwater discharge tributaries to the Black Creek. the
northern portion of the neighbourhood supports the most extensive
deciduous forest in the Courtice Urban area, containing water
tolerant species such as hemlock (regionally uncommon) and a mature
maple /beech /oak association. This forest contains unusual
attributes, and provides significant wildlife habitat and
hydrogeologic functions. Between Courtice Road and Hancock Road,
most of the forested area is within the urban boundary and
therefore the continuity of the Greenbelt between the Farewell and
Bowmanville Creek valleys is dependent upon the preservation of the
forest area within the urban boundaries of the northern portion of
Neighbourhood 3C.
In this regard, we anticipate that development constraints, imposed
by the extensive high groundwater and forest areas within
Neighbourhood 3C, may be more significant than those previously
encountered in Courtice North Neighbourhoods 3A and 3B.
In view of the intricacy of the interrelationships between forest,
groundwater, stream basef low and wildlife habitat /movement, it will
be necessary to prepare a land use structure plan and appropriate
development policy guidelines prior to the approval of any
development applications in the northern portion of Neighbourhood
3C. A comprehensive environmental /hydrogeo logical impact analysis
must be carried out concurrently with the preparation of the
neighbourhood land use structure plan and impact mitigation
measures incorporated into both the land use structure plan and
governing policy provisions."
3.4 The Region of Durham Public Works and Planning Departments have
provided the following comments:
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"i) The southern portion of Neighbourhood 3C is outside the
service area limit as defined by the 1989 Servicing and
Finance Study for Development Charge purposes, and services
are not immediately available for this area. Full municipal
services are anticipated to be extended to this area in the
near future... ...Provision of services to the southern
portion of Neighbourhood 3C will occur in a logical manner in
accordance with the staging policies of the Durham Regional
Official Plan.
ii) The population projection as shown on Schedule 2C of this
development plan generally conforms with the availability of
servicing capacities.
iii) Courtice Road and Nash Road in this area are designated as
Class A Arterial and future Class B Arterial respectively in
the Durham Regional Official Plan. Access to these roads
should be limited to one intersecting street onto Courtice
Road and two intersecting streets on Nash road. In addition,
all developments abutting Courtice Road and Nash Road should
also proceed on a principle of reverse frontage. However, we
would encourage policies which would address higher density
residential or other uses along arterial roads where it may
not be technically or functionally feasible to proceed on the
principle of reverse frontage.
iv) We would encourage that secondary plans have provisions
specifying appropriate densities rather than attempting to
deal with and encourage a diversity of housing types at the
subdivision stage."
3.5 The Town of Newcastle Public Works have provided the following
comments:
"i) The road configuration contains five (5) dead -end streets
(i.e. two cul -de -sacs and three hammer heads). These dead -
end streets will constrain snow removal operations and it is
suggested that the number of dead -end streets be reduced
within this neighbourhood;
ii) The implementation of this
reconstruction of Nash Road;
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plan will require
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iii) The implementation of this plan will require the extension of
Town services, namely street lighting and sidewalks to this
neighbourhood;
iv) A stormwater management plan is not approved but is currently
being reviewed by Staff."
4. PUBLIC SUBMISSIONS:
4.1 A written submission was received June 15, 1989, from Paul and
Dorothy Tuerk, Group Box 18, Box 22, R.R. #6, Bowmanville, Ontario
L1C 3K7. The Tuerks raised the following concerns:
i) That the "EP" designation at the southeast corner of Nash and
Courtice Roads remain in place.
ii) That a Low Density Residential designation exclude semi-
detached units.
iii) That Council deem the subdivision application by Macourtice
Developments premature.
The Tuerks have also verbally expressed concerns that future
residential development in the southern portion of Neighbourhood
3C may impact their well. The Tuerks have been provided with the
Durham Region Well Interference Policy.
4.2 At the June 19, 1989, General Purpose and Administration Meeting,
Mr. Don Samis, R.R. #6, Bowmanville, Ontario L1C 3K7 articulated
an objection to the proposed Neighbourhood Development Plan for
Courtice noting that there are not enough schools to accommodate
850 additional persons. He questioned wisdom of building
residential properties on good farm land. As this is an area with
a shallow water table, he feels that residential development will
have an adverse impact on surrounding wells. He reiterated that
the proposal is far too dense for the area concerned.
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4.3 A written submission was received July 18, 1989 from William D.
Manson of WDM Consultants. Mr. Manson has raised concerns on
behalf of his client, Courtice Heights Developments, who owns 50
acres of land north of Nash Road between Courtice Road and Hancock
Road. Mr. Manson supports the development of lands within the
southern portion of Neighbourhood 3C, but is concerned with the
proposed population allocation. Mr. Manson is concerned that too
great a proportion of the allocated population, based on a
population per acre basis has been proposed for the southern
portion of Neighbourhood 3C as opposed to the northern portion.
5. REVISIONS TO THE DRAFT NEIGHBOURHOOD DEVELOPMENT PLAN FOR COURTICE
NEIGHBOURHOOD 3C:
5.1 In response to the concerns of the Regional Planning Department and
the Land Use Planning for Housing Policy Statement, which has been
outlined for Committee in Staff Reports PD- 264 -89 and PD- 230 -89,
Staff have revised the draft Neighbourhood 3C, to incorporate a
Medium Density Block associated with the Residential Special Policy
Area designation on the southeast corner of Nash Road and Courtice
Road.
This Medium Density Block will be subject to the prerequisite
detailed environmental engineering studies and will only be
considered subsequent to satisfying the Town's concerns. It is
felt that, if necessary, the medium density dwelling units can be
designed in such a manner to provide for an open space link for the
hazard land areas. Moreover, the medium density block will satisfy
the Region's concerns by incorporating specific densities into the
secondary plan. In the absence of more detailed policies to be
established in response to the Provincial Policy Statement, this
will satisfy the Ministry of Housing by providing for an affordable
housing alternative within the 3C Neighbourhood.
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5.2 Three pedestrian /bicycle paths have been added to the plan which
will provide area residents access to both the neighbourhood
parkette and the Major Open Space system corresponding to Black
Creek.
5.3 In response to the comments provided by the Town of Newcastle
Public Works Department, the neighbourhood plan has been revised
to reduce the number of dead -end streets by joining the two
hammerhead streets in the north end of this neighbourhood to form
a crescent (see Attachment No. 2).
5.4 A land use structure plan for the northern portion of Neighbourhood
3C has not been prepared at this time. At such time that Staff are
in a position to prepare a land use structure plan for the northern
portion of Neighbourhood 3C, the concerns of the Central Lake
Ontario Conservation Authority and the population allocation for
the Neighbourhood will be addressed. The concerns of the Courtice
Heights Developments could be addressed by adjustments to the
overall population for the neighbourhood at that time if deemed
appropriate. There is some remaining servicing capacity allocated
for the Courtice Urban Area. It should be noted, however, that the
population allocation for Neighbourhood 3C was established in
recognition that the severe environmental constraints would make
much of these lands undevelopable.
6. CONCLUSION:
6.1 The proposed amendment to the Neighbourhood Development Plan, for
Courtice North Neighbourhood 3C will provide Council with a guide
to which future development proposals may be assessed. The land
use structure plan is well integrated in terms of the mix of
housing alternatives, and in terms of access to parkland and the
open space system.
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*•� •►
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The revisions to the draft land use structure plan, which
incorporate medium density residential uses, satisfy these concerns
expressed by the Region. It is therefore respectfully recommended
that the proposed amendment attached hereto, be APPROVED.
Respectfully submitted,
Franklin Wu, M.C.I.P.
Director of Planning
and Development
DC *FW *jip
October 30, 1989
Recommended for presentation
to the Committee
Lawrence E./ 1 6tseff, M.C.I.P.
Chief Administrative Officer
INTERESTED PARTIES TO BE NOTIFIED OF COMMITTEE AND COUNCIL'S DECISION:
Paul and Dorthy Tuerk
Group 18, Box 22
R.R. #6
BOWMANVILLE, Ontario
L1C 3K7
Don Samis
R.R. #6
BOWMANVILLE, Ontario
L1C 3K7
Tunney Planning
340 Byron Street S.
Suite 200
WHITBY, Ontario
L1N 4P8
Hugh Fair
1655 Nash Road, Box 42
Unit C -6
BOWMANVILLE, Ontario
L1E 1S8
WDM Consultants
William Manson
20 Clematis Road
WILLOWDALE, Ontario
M2J 4X2
David Riznek
R.R. #3
BOWMANVILLE, Ontario
L1C 3K4
Daniel Dzikewicz
R.R. #2
Harmony Road North
OSHAWA, Ontario
L1B 2K3
Alan Godel
227 Bridgeland Avenue
TORONTO, Ontario
M6A 1Y7
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ATTACHMENT No. 1
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COURTICE NORTH NEIGHBOURHOOD 3C
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LAND USE STRUCTURE PLAN
SCHEDULE 1 C
LOW DENSITY
RESIDENTIAL
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ARTERIAL ROAD — TYPE 'B'
RESIDENTIAL
SPECIAL POLICY
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MAJOR COLLECTOR ROAD
MAJOR OPEN SPACE
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LOCAL ROAD
PARKETTE
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ATTACHMENT No.2
LANDS SUBJECT
TO FURTHER AMENDMENT
TO THE NEIGHBOURHOOD
DEVELOPMENT PLAN
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NASH ROAD
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COURTICE NORTH NEIGHBOURHOOD 3C
0 100 200 300m
LAND USE STRUCTURE PLAN
SCHEDULE 1C
MEDIUM DENSITY RESIDENTIAL
MAX. UNITS PER NET HECTARE 4
LOW DENSITY
RESIDENTIAL
RESIDENTIAL ; ;'-
SPECIAL POLICY -
MAJOR OPEN SPACE
PARKETTE
PEDESTRIAN/ BICYCLE ® ®o �• -
PATHWAY
ARTERIAL ROAD -- TYPE 'B'
MAJOR. COLLECTOR ROAD
LOCAL ROAD
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ATTACHMENT No. 3
COURTICE NORTH NEIGHBOURHOOD 3C
COURTICE SECONDARY PLAN
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100 60
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SCHEDULE 6 -1
Urban Area Boundary
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Neighbourhood Park
Residential Area
Existing And Proposed
Elementary School
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Major Open Space System
With Hazard Land
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Intersection Impovement
Required
Hazard Land
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Nei h ourhood Boundary
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PURPOSE: The purpose of this amendment is to introduce a land use
structure plan and corresponding policies for the southern
portion of Neighbourhood 3C. The plan will act as a guide to
Council in assessing various development proposals within the
southern portion of Neighbourhood 3C.
LOCATION: The subject lands are bounded by Highway No. 2 and Black Creek
to the south, Courtice Road to the west, Nash Road to the
north and Hancock Road to the east. The subject lands are
located in Courtice, being part Lots 27 and 28, Concession 2,
former Township of Darlington, Town of Newcastle.
BASIS: The Durham Regional Official Plan, as approved by the Minister
of Housing, permits the Councils of area municipalities to
prepare development plans detailing the urban design and
physical planning details of part of an area municipality.
As a component of the development plan, land use structure
plans adopted by Council, shall be used as a guide in the
preparation of restricted area (zoning) by -laws for that area.
Section 6 of the Town of Newcastle Official Plan, requires
Council to prepare development plans for the various
residential neighbourhoods identified therein.
ACTUAL AMENDMENT: The Courtice North Neighbourhood Development Plan
is hereby amended as follows:
1. By deleting the words "Neighbourhoods 3A and 3B" in:
Section 1.1; the third paragraph of Section 1.3; Section
2.1.1; the first and second paragraphs of Section 2.1.4;
the first paragraph of Section 2.3.1; Section 2.3.8;
Section 2.6; and the second paragraph of Section 3, and
replacing them with the words "Neighbourhoods 3A, 3B and
3C ".
2. By deleting the first paragraph of Section 1.3 and
replacing it with the following:
"Courtice North Neighbourhood Development Plan details
policies for the lands bounded by Farewell Creek on the
west, the Urban Area boundary on the north, Hancock Road
on the east, and the Black Creek on the south. The
Courtice North Neighbourhood is divided into three areas:
Neighbourhoods 3A, 3B, and 3C."
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ACTUAL AMENDMENT ( CONT' D) :
3. By deleting the words "Schedule lA and 1B" in: the
second paragraph of Section 1.3; the first paragraph of
Section 2.1.7; and Section 2.2.1, and replacing them with
the words "Schedule 1 ".
4. By deleting the words "Schedule 1A" in the first
paragraph of Section 2.1.2 and replacing them with the
words "Schedule 1 ".
5. By deleting the words "Schedule 1B" in the first
paragraph of Section 2.1.2 and replacing them with the
words "Schedule 1 ".
6. By deleting the words "Neighbourhood 3B" in the first
paragraph of Section 2.1.2 and replacing them with the
words "Neighbourhoods 3B and 3C ".
7. By deleting the words "Schedules 2A and 2B" in the first
paragraph of Section 2.1.4 and replacing them with the
words "Schedule 2 ".
8. By deleting the second paragraph of Section 2.1.7 and
replacing it with the following paragraphs:
"The Residential Special Policy Area, as outlined on
Schedule 1, contains lands which are characterized by
hazard land conditions.
The environmental impact of developing and /or permanently
lowering the watertable is unknown and as such further
study is required to provide a more complete picture of
anticipated impacts. Development within the Residential
Special Policy Areas must conform to the policy
guidelines contained in Section 2.1 of this Development
Plan and may only proceed provided that further studies,
including, but not limited to, storm water management and
hydrogeological studies, as may be required by the Town
have been prepared and the Town is satisfied that the
type, pattern and density of development proposed is
appropriate."
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ACTUAL AMENDMENT (CONT'D):
9. By deleting the words "Appendixes A and B attached,
provide an estimate of the expected student generation
of Neighbourhoods 3A and 3B. Actual site requirements
shall be determined by the respective school board(s)"
in Section 2.2.1.
10. By deleting Appendixes A and B.
11. By adding Schedule 1C and Schedule 2C, hereto attached.
IMPLEMENTATION: The provisions set forth in the Neighbourhood
Development Plan, for the Courtice North Neighbourhood, as
amended, regarding the implementation of the Plan shall apply
in regard to this Amendment.
INTERPRETATION: The provisions set forth in the Town of Newcastle
Official plan, as amended, regarding the interpretation of the
Plan shall apply in regard to this Amendment.
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LANDS SUBJECT
TO FURTHER AMENDMENT
TO THE NEIGHBOURHOOD
DEVELOPMENT PLAN
NASH ROAD
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COURTICE NORTH NEIGHBOURHOOD 3C 0 100 1 2W 1 Nft
LAND USE STRUCTURE PLAN 100 SON 1111
SCHEDULE 1C
MEDIUM DENSITY RESIDENTIAL tM*�
MAX. UNITS PER NET HECTARE W
LOW DENSITY
RESIDENTIAL
RESIDENTIAL
SPECIAL POLICY
MAJOR OPEN SPACE
PARKETTE
PEDESTRIAN/ BICYCLE
PATHWAY
ARTERIAL ROAD TYPE '13'
MAJOR. COLLECTOR ROAD gffiffll�
LOCAL ROAD
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COURTICE NORTH NEIGHBOURHOOD 3C o 100 200 30ft
SCHEDULE 2C — POPULATION 100 50
IN ACCORDANCE WITH THE NEWCASTLE OFFICIAL PLAN,
THE PROJECTED POPULATION ( BOTH NORTH AND SOUTH
OF NASH ROAD) IS 1900 PERSONS.
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